CG110067RT
                                               
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          ------------------------------------X
          IN THE MATTER OF THE ADMINISTRATIVE :    ADMINISTRATIVE REVIEW
          APPEAL OF                                DOCKET NO. CG110067RT
                                              :    DRO DOCKET NO.AI110075R
              Lebert Bailey                        TENANT:Lebert Bailey

                               PETITIONER     :
          ------------------------------------X

             ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


          On July 1, 1988, the above-named petitioner filed a Petition  for
          Administrative Review against an order issued on June 2, 1988  by
          the Rent Administrator, 92-31 Union Hall Street, Jamaica, New York, 
          concerning the housing accommodations known as 138-70 Elder Avenue, 
          Flushing, N.Y wherein the Rent Administrator determined that  the
          tenant had not been overcharged.  

          The administrative appeal is being  determined  pursuant  to  the
          provisions of Section 2522.3 of the Rent Stabilization Code.  

          The issue herein is whether the Rent  Administrator's  order  was
          warranted.

          The Commissioner has reviewed all of the evidence in the record and 
          has carefully considered that portion of the record relevant to the 
          issue raised  by the administrative appeal.

          This proceeding was commenced by the filing by the tenant  of  an
          objection to the Initial Legal Registered Rent  on  September  4,
          1986.  The tenant took occupancy of the housing accommodation  on
          May 1, 1981 pursuant to  a  lease  commencing  May  1,  1981  and
          terminating April 30, 1984, at a monthly rental of $450.00.

          In response to the tenant's complaint, the  owner  submitted  the
          following  documents:  a  photocopy  of  the  original  apartment
          registration, and copies  of  all  subsequent  leases  and  lease
          renewals for the subject housing accommodation.



















          CG110067RT

          In response to DHCR request, the owner submitted on April 8, 1988, 
          among other things, a copy of an initial  apartment  registration
          form (Form RR-1) dated April 5, 1984 and a copy of  a  U.S.  Post
          Office "Form P.O. 3877 postmarked June 26, 1984 and  listing  the
          tenant's name, address and apartment number as proof of service of 
          the apartment registration form upon the complainant tenant.

          In the order under appeal herein, the Rent Administrator determined 
          that the owner registered the April 1, 1984 rent for the  subject
          apartment and served the tenant with a copy of the Form RR-1; that 
          the rent as of April 1, 1984 which was registered by the owner was 
          the Initial Legal Registered Rent; and that the  tenant  was  not
          overcharged. 

          In this petition, the tenant alleges that the owner did not provide 
          him with a Form RR-1 and that he did not receive a record of  the
          previous tenant's rent.

          The Commissioner is of the opinion that this petition  should  be
          denied.

          Pursuant to Sections 2522.3(c)(2), 2526.1(a)(2)(ii), and 2528.2(d) 
          of the Rent Stabilization Code, a tenant must file a challenge to 
          the initial apartment registration (overcharge complaint or  fair
          market rent appeal) within 90 days of service of the registration 
          form on the tenant by certified mail.  Section 2528.2(d)  further
          provides that for registrations served prior to the effective date 
          of that section, any method of service permitted by the DHCR at the 
          time of service shall be deemed to have the same effect as service 
          by certified mailing.

          The Division's instructions  for  service  of  the  initial  rent
          registration on the tenant by the owner provided for hand delivery 
          of the envelope with signed  receipt,  use  of  the  Post  Office
          "Carrier Route Pre-Sort" service through a bonded mailing house as 
          evidenced by the Post Office date-certification of the number  of
          pieces received from the mailing house for each building and  the
          mailing  house  addressee  list,  or  regular  first  class  mail
          documented by Post Office Form #P.O. 3877.

          DHCR instructions further provide that the proof(s)  of  receipt,
          properly signed and dated (by the tenant, the post office, and the 
          mailing house, as appropriate) will be considered adequate by the 
          DHCR to establish the tenant's 90 day challenge period, which will 
          begin on the date of receipt.






          To document the mailing of  the  apartment  registration  to  the






          CG110067RT

          tenant, the owner has submitted a photocopy of  P.O.  Form  3877,
          postmarked June 26, 1984, and containing the tenant's name, address 
          and Apartment No. as  addressee.   This  document  indicates  the
          mailing of 15 pieces via regular mail.

          The Commissioner finds that the documentation  conforms  to  DHCR
          service requirements and adequately substantiates the mailing  of
          the apartment registration to the tenant on June 20, 1984.

          THEREFORE,  in  accordance  with  the  provisions  of  the   Rent
          Stabilization Law and Code, it is

          ORDERED, that this petition for administrative review be, and the 
          same  hereby  is,  denied,  and,  that  the  order  of  the  Rent
          Administrator be, and the same hereby is, affirmed.



          ISSUED:





           
                                                                            
                                                    JOSEPH A. D'AGOSTA
                                                    Deputy Commissioner

               






    

TenantNet Home | TenantNet Forum | New York Tenant Information
DHCR Information | DHCR Decisions | Housing Court Decisions | New York Rent Laws
Disclaimer | Privacy Policy | Contact Us

Subscribe to our Mailing List!
Your Email      Full Name